About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| KOVAN RESIDENCES | 19 | OCR | 3 | 11-15 | 1,259 | $2,545,000 | $2,021 | $2,338 | Apr 2026 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 3 | 11-15 | 1,442 | $2,700,000 | $1,872 | $2,165 | Mar 2026 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 11-15 | 947 | $1,788,000 | $1,888 | $2,184 | Mar 2026 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 01-05 | 947 | $1,750,000 | $1,848 | $2,138 | Feb 2026 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 4 | 01-05 | 1,776 | $3,158,000 | $1,778 | $2,057 | Jan 2026 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 3 | 16-20 | 1,259 | $2,538,000 | $2,015 | $2,331 | Nov 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 3 | 16-20 | 1,259 | $2,542,000 | $2,018 | $2,334 | Nov 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 06-10 | 883 | $1,635,000 | $1,852 | $2,142 | Nov 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 3 | 06-10 | 1,281 | $2,520,000 | $1,967 | $2,275 | Oct 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 06-10 | 947 | $1,735,000 | $1,832 | $2,119 | Sep 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 3 | 06-10 | 1,259 | $2,428,000 | $1,928 | $2,230 | Aug 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 3 | 06-10 | 1,259 | $2,480,000 | $1,969 | $2,278 | Aug 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 11-15 | 883 | $1,628,000 | $1,844 | $2,133 | Jul 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 4 | 01-05 | 1,765 | $3,200,000 | $1,813 | $2,097 | Jun 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 4 | 16-20 | 1,798 | $3,280,000 | $1,825 | $2,111 | May 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 5* | 16-20 | 4,747 | $4,399,000 | $927 | $1,072 | May 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 06-10 | 883 | $1,600,000 | $1,813 | $2,097 | May 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 06-10 | 883 | $1,490,000 | $1,688 | $1,953 | Mar 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 2 | 11-15 | 883 | $1,588,000 | $1,799 | $2,081 | Mar 2025 | Resale |
| KOVAN RESIDENCES | 19 | OCR | 3 | 11-15 | 1,270 | $2,560,000 | $2,016 | $2,332 | Mar 2025 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.